Loading...
HomeMy WebLinkAbout1980-04-15; City Council; 6226; TRACT MAP AND CONDOMINIUM PERMIT, 294 UNIT CONDOMINIUM CASE NO: CT 79-27|CP-44|SP-33 A| APPLICANT: BROADMOOR HOMES4 * CITY OF CARLSBAD ct t \ INITIAL AGENDA BILL NO. f-- (P d 4 k Dept, Hd, A&/ I I , -." DATE : APRIL 15, 1980 Cty . Atty. iF DEPARTMENT: PLANNING Cty. Mgr.@. 'i SUBJECT: TRACT PIEIF APJT) CONDOMINIUN PEXlIT, CASE NO: CT 73-27/CP-44/SP-33 (A) APPLICANT: BROADTTOOR 2 94 UNIT CONDOMINIUI~ STATEMENT OF THE MATTER The proposed project is on both sides of Hosp Way, west of El Camino Real. high density of 10 to 20 units to the acre. project would result in a net den'sity of approximately 10 units to the acre. Through planning staff review and Planning Commission hearing all concerns on this project have been met. The General Plan designates the property as nedium- As proposed the - EXHIBITS 1. Planning Commission Resolution No: 1611 (CT 79-27/CP-44); 2. Planning Commission Resolution No: 1614 (SP-33 (A) ) 3. rlemorandum to City Kanager dated ?!arch 13, 1980 4. Staff Report dated March 12, 1980 5. Plernorandum from Kent Whitson dated February 15, 1980 6. Exhibits "A", "B", "C", "Dl' and "E" dated February 22, 1980 < XCCOEIPIEPJDATION The planning staff and Planning Commission recormend that these applications be APPROVED and that the City Council direct the City Attorney to prepare documents APPROVING CT 79-27/CF-44 per Planning Commission Resolution No. 1611, and SP-33 per Planni Commission Resolution No. 1614. Council Action: 4-1 5-80 Council directed staff to prepare documents approving CT 79-27/CP-43 per Planning Commission Resolution No. 1611 , and SP-33 per Planning Commissic Resolution No. 1614, with amendments to Condition 12, 23, and additian of condition re rolled curbs. 1 XI x, 3 4 5 6 TLANNINC COI1G4ISSION RESO12UTION Ni). 1611 muiimm- '"77"" I--- A RESOLUTION OF THE PLANNING COlQIISSION OF THE CITY OF' CARLSBAD, CALIFOXRIA, IIECOJ!lNENDING APPROVAL CF A 294 UNIT CONDOMINlUllI DEVELOPMENT WEST OF EL CP!*5IXO REAL AND ON THE NORTH AND SOUTEJ. SIDES OF HOSP WAY. APPLICANT : BROADMOOR EOMES CASE NO: CT 79-27/CP-44 7 ' 4 I-o 11 I-2 13 3.4 I-5 * 16 ''I l8 l9 2o 21 22 23 25 24 26 27 I WHEREAS, a verified application for certain property, to wit: Parcel 1: Portion of Section 32 Township 11 S., Range 4 W,, SBN, Parcel 2: Portion of Section 32 Township 11 S. , Range 4 W. SEM si Portions of Lots 12 & 13 in Eosp Eucalyptus Forest Co. Tract No. 1, Xap No. 1136 Eiled in San Diego Counky, June 8, ic!Ob. I ' has Seen .filed with the City of Carlsbad, and referred to t Planning Commission; and ' XHEREAS, said verified application constitutes a reque as provided by Title 21 of the Carlsbad Municipal Code; and WHEREAS, this project has been processed through envir review as required in Title 19, the Environmental Frotectio Ordinance. An Environmental Impact Assessment (Log No. 639 been prepared and a Negative Declaration issued based on th following justification: 1) I The subject property has been disturbed through previo grading activities which have established rough buildi pads and streets. 2) The site is devoid of any signicicant flora or fauna a any unique or historical environinental resources. 3) Through the development of the site, the applicant wil he required to implement slope stabilization and erosi control measures as required by the City Engineer. This will serve to reduce erosion problems presently existing on the site, I //// I c, %I I ' 2' 3 4 5 6 7 a 9 10 21 3.2 93 a4 15 16 17 18 19 20 21 22 23 24 25 26 27 28 .Q 0 4) Since the area surrounding tke project site has been general-ly committed to urban developent, the project w not result in significant impacts to any environmentai resovrrces in this immediate area. WHEREAS, the Planning Commission did, on the 12th day o March, 1980, hold a duly noticed public hearing as prescribe by law to consider said'request; and WHEREAS, at said public hearing, upon hearing and consi all testimony and arguments, if any, of all persons desiring be heard, said Corumission considered all factors relating tc the Tentative Tract Map and Condominium Permit; and NOW, THEREFORE, EE IT HEREBY IiESOLVED by the Planning Comission as follows: A. That the above recitations are true and correct. B. That based on the evidence presented at the public hea: the Commission finds the following Eindings and condit. to exist: Findings 1) The proposed project is consistent with the city's cur General Plan since the project meets the suggested max density of 10 du/acre. An open space corridor will be reserved along the northern most slope, and as conditil the development is consistent with all other elements ' the General Plan and with the intent of the Specific P ap6lied to this property. 2) The site is physically suitable for the type and densi of the development since the site is adequate in size shape to accovmodate residential development at the proposed density and still meet all the requirements c the city's condominium ordinance and subdivision regulations. The project is consistent with all city public facilit policies and ordinances since; a. 3) Adequate sewer is immediately available to serve the proposed development. b. The Carlsbad Unified School District has ensured that adequate school facilities will be available concurrent with need to serve this development. -2- PC RES0 #1611 4 s 6 'p 81 9 10 11 12 13 24 115 * 16 19 18 19 2o 21 22 23 24 25 26 27 28 e. All other public facilities necessary to serve the project will not be available concurrent wit'n need The Planning ~omiss:on has, ]3y incIus:on og ad contribute to the costs of such facilities. Since the development will pay its proportionate share c the public facilities which it will require, the Planning Commission is satisfied that the requirerr of the public facilities element of the General Plan have been satisfied. I appropriate condition, required that the project 4) The &sign of the project and all required improvements will not cause any significant environmental impacts, and a Declaration of Negative Environmental Irr,pact has been issued by the Planning Director on February lf 1980, Log No. 639. 5) The proposed condominium project meets the criteria of Chapter 21.47 (condominiums) since: a) The condominium meets the desip criteria of Chapter 21.47-110 since the overall plan is comprehensive embracing land, buildings, landscap and their relationships, the driveways are not dominant features, and sufficient circulation and on-site amenities are provided. b) Storage space, laundry facilities, open recreatio areas, parking facilities, refuse areas, separate utilities and requirements of Section 21.47.130 have been net or will be made conditions of appro 6) The design of the subdivision and the proposed improve will not cause any serious public health problems. I # 7) The design of the sudivision and type of improvements not conflict with easements for public access through use of the subject property. Conditions 'i 1) 1, Approval i2 granted for CT 79-27/CP-44 as shown on Exhibits A, B, C, D & E to CT 79-27/CP-44 dated Febru; 22, 1980, on file in the Planning Department and incorporated by reference. substantially as shown on these exhibits unless other1 noted in these conditions. Development shall occur PC RES0 #1611 -3- k ,_ % 1. a 3 4 5 6 7 E3 9 10 31 l2 13 34 I5 16 x7 18 99 20 21 ’ 22 23 24 25 26 27 28 0 a 2) The applicant shall prepare a reproducibl-e copy of the final condominiurn site plan incorporating all requirements of the condominium permit approval and shal be subject to the appzovai of the Planning Director prior to approval of the final map for Phase I. The subject property shall be subject to the RD-M z,oninc s‘candards as they relate -to permitted and conditional- usesl building height, and setbacks and yards. Prior to approval of the final map for P&se I, the app shall submit a revised landscape and irrigation plan SUI to the approval of the Planning Director. Said plan shall include changes to the landscaping as required by the Parks and Recreation Director, plus additional pedestrian pathways, stairways, sidewalks and crosswalk Said plan shall address adequate screening of all structures, in addition to convenient access between the units and the recreational open space areas and parking areas. Said landscape plan shall also include embossed pedestrian crosswalks. southern and eastern most portions of the site shall be provided and shown on the final condominium. site plan and final map, subject to the approval of the Planning Directcr . 3) 4) I 5) Additional visitor parking for wits located in the 6) AI-l parking structures shall be individual garages, equiped with garage doors and garage door openers. 7) Fire retardent roofs shall be required on all structur( 8) In order to provide for fire protection during the construction period, the applicant shall maintain pasal vehicular access to all buildings. In addition adequa- fire hydrants with required fire flows shall be instal on’and off-site as required by the Fj.re Chief or his designee. A report of a geotechnical investigation and a grading plan of the site shall be contracted by the a2plicant and submitted to the City Engineer prior to the issuan of grading permits, The report shall be prepared by a civil engineer and a geologist licensed by the State o California and experienced erosion control and slope stability. At the conclusion of grading they shall prepare an “as-graded“ plan showing the grading as performed and the existing geologic cond-itions and the shall certify the adequacy of the site for development 9) //// //// PC RES0 #1611 -4- 7 * 9 10 21 12 13 l4 15 l6 17 12) All previously manufactured slopes which are to remzin essentially intact shall be smoothed, recompacted and hydroseeded. 13) No grading may be performed during the rainy season (November 1 to April 15) unless an erosion control plan - including desiltation basins, etc.,- is submitted as part of the grading plan and is approved by the City Engineer. 14) All private streets and drainage systems shall be maintained by the homeowner's association in perpetuitl This requirement shail be included in the CC&R's. Thi: condition excludes all drainage.easements granted to the City of Carlsbad. 15) The maximurn grade on any private street shall not excec 14%. Streets with grades in excess of 12% shall be paned with portland cement concrete. 16) The design of all private streets and drainage shall be approved by the City Engineer. The structural section of all private streets shall conform to the City of Carlsbad standards based on R-value tests. All private streets and drainage shall be inspected by the city anc 19 2o 21 . 22 23 24 25 26 27 28 I*! standard improvement plan check and inspection fee shall be paid. I 17) Any remaining public improvements in the El Camino Rea: and Hosp Way half street sections along the subdivisioi frontage (sidewalks, concrete median curb, street ligh' or others) shall be installed to conform to the City of Carlsbad standards as part of Phase I construction. 18) An improvement agreement shall be entered into and a bond posted to insure the future construct'ion of the Elm Avenue.half street section along the subdivision frontage prior to recordation of the final map €or Pha! 19) Ilosp Way shall be dedicated and improved to City of Carlsbad standards based on a 60 foot right-of-way width and shall be extended off-site to Plonroe Street prior to the issuance of an occupancy permit for any unit in Phase V. The developer shall secure any additional land required to fulfill this condition. PC RESO #1611 -5- *. I' *> a. 2' 3 4 5 6 7 a Q 10 'x 12 13 14 15 16 17 10 19 @ 0 20) Street trees of a variety approved by the Parks and Recreation Departrnent shall 5e installed to city specificaticns at 40 Coot intervals aloilg all public st frontages. along all public and private street frontages to the satisfaction of the City Engineer. The water distribution and sewa e collection systems shall be subject to the approval of the City of Carlsba and shall be dedicated to the city together with the necessary easements free of liens and encumbrances pric to the recordation of the final map for each affected F Land for park purposes shall be dedicated and/or park-in-lieu fees shall be paid to the c;ty prior to the approval of the final map for Phase I, as per Chap4 20.44 of the city's subdivision regulations. Prior to final map-approval for Phase I, the applicant, guarantee to the satisfaction of the City Engineer thal the slopes on the subject property along Marroil Road ai El Canino Real shall be privately maintained as open SI 21) The developer shall install standard city street lights 221 9 23) 24) 25) This approval is .expressly conditioned on the payrnent by the applicant of a public facilities fee as require( by the City Council Policy No. 17, dated August 29, 1979, on file with the City Clerk and incorporated herein by reference, and according to the agreement executed by the applicant for payment of said fee. A copy of that agreement, dated March 4, 1980, is on file with the City Clerk and incorporated herein by application will. not be consistent with the General Plan and the project cannot proceed and this approval reference, If said fee is not paid as promised, this I shall be void. 2o 21 * 22 23 24 25 26 2';r 28 I 26) No individual lots may be sold separately and all lots are to remain in conunon ownership in perpetuity. A condition requiring this shall be placed in the CC&R's and subject to the approval of the City Engineer. 27) Applicant shall submit a street name list consistent with city policy subject to Planning Director approval prior to recordation of the final nap for'Phase I. The applicant shall agree to modify the proposed inter lot lines as required by the City Engineer, (Exhibit "A", February 22, 1980) is approved, with che 28) 23) Phasing as shown on the Tentative Yap, CT 79-27/CP-44 permitted only as approved by the City Engineer. //// RES0 #1Gll -6- * i 11 -1 2 3 a, 5 6 r3 8 9 10 I'd, 12 13 14 15 16 1- 7 18 19 PLANNING COFDIISSION RESOLUTION NO. 1614 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOYJIENDING APPROVAL OF SP-33(A), DELETING THAT PORTION OF SP-33 ON PROPERTY GENERALY LOCATED WEST OF EL CFMINO REAL AND ON THE NORTE AND SOUTH -- - SIDES OF HOSP WAY. APPLICANT : B?3OADP?OOR HOMES -- CASE NO: SP-33 (A) -- WHEREAS, a verified application for certain property, t wit: Parcel 1: Portion of Section 32 Township 11 S., Range 4 137. SBM, Parcel 2: Portion of Section 32 Township 11 S., Range 4 W. SBM & Portions of Lots 12 and 13 in Hosp Eucalyptus Forest Co. Tract No. 1, Nap No. 1136 filed in Ean Diego County, June 8, 1908. has been filed with the City of Carlsbad and referred to thE Planning Commission; and WHEREAS, said verified 'application constitutes a reques as provided by Title 21 of the Carlsbad Nunicipal Code; and WHEREAS, the Planning Commission did, on the 12th day c March, 1980, hold a duly noticed public hearing as prescribe ' by law to consider said request; and I 20 21 , 22 23 24 25 26 27 28 WHEREAS, at said public hearing, upon hearing and consi all testimony and arguments, if any, of all persons desirinc be heard, said Conmission considered all factors relating tc the Specific Plan; and NOW, THEREiTORE, BE IT HEREBY RESOLVED by the Planning \ Commission as follo~s: A. That the above recitations are true and correct. E. That based on the evidence presented at the public heax the Commission finds the foi3.owing findings and conditi to exist: <I " 1 2 3 4 !5 E 7 a I 9 10 'I I' 13 14 15 * 16 17 18 19 20 21 22 23 24 25 26 27 28 i * v- w Findings 1) ---- ~he deletion of this Specific Plan is desirable since the intent of the Specific Plan is maintained throqh the approval of CT 79-27/CP-44 and adequate conditions have Seen imposed on CT 79-27/CT-44 to cover all of the pncerns previous1 Y addressed by SP-33. The proposed. development is consistent with all element of the city's GeneFal Plan. The Specific Plan will be deleted from the subject prop only if CT 79-27/CP-44, and the developmental controls contained therein, is approved. The deletion of the Specific Plan will not result in an significant environmental inpacts as noted in the Negative Declaration issued for this project dated February 11, 19S0, Log No. 639. 2) 3) 4) Conditions 1) Ail reference of SP-33 to the subject property, as delineated on Exhibit "A" to CT 79-27/CF-44/SP-33 (A) dated February 22, 1980, shall be deleted only upon thc approval of CT 79-27/CP-44. If CT 79-27/CP-44 is denic then so shall SP-33(A), and the Speciric Plan covering this property shall remain in existance, PASSED, APPROVED AND ADOPTED at a regular meeting of t! Planning Commission of the City of Carlsbad, California, he: on the 26th day of March, 1980, by the following vote, to w AYES: Schick, Larson, Marcus, Leeds, Jose NOES: None ABSENT: None ABSTAIN: Rombotis, Friestedt k.yJiz< \; t-3 GL.dL r t '\ Prd EDWIN S. SCIIICK, JF\t, Chair / \ CARLSBAD PLANNING C WIISSIC 1 ATTEST: 0 /+ P / , J 4gddd//+-&Fq &$X b C. AGAIJIAN, Secretary ~,' ,hne~A?dNI?lc r3N!MISSION -3- $'<€SO #1614 4 5 - e 0 MEMORANDUM DATE : March 13, 1980 Frank Aleshire, Citr !?ana er Y FROM: Rud Plender, Planning Department To: Q SUBJECT: BROADMOOR HOMES CONDOMINIUPl - CT 79-27/CP-44/SP-33 This project has a rather complex history regarding zoning a sewer availability. The property originally was under a sin ownership as a 163 acre area commonly known as Hosp Grove. property is zoned P-C and a Vaster Plan was approved in I4arc 1970, (MP-1). At that tine the P-C zone also required a spe plan for development. A specific plan for all of Rosp Grove was approved (SP-33) in August of 1972, indicating apartment buildings, parking, etc. At that time all of the proFerty within the specific plan along Hosp Way was graded and was ready for development as approved by SP-33, however, on117 th Hosp Grove Apartments were constructed. In 1975 the P-C zone regulations were modified, making the Hosp Grove Master Plan and SP-33 non-conforming. The city recognizes these projects as lawfully existing non-conformin plans and will allow their development. However, modificati to the Specific Plan require a planned unit development or a condominium permit per present F-C zone requirements. By today's standards and development policy, EP-33 is not acceptable. Primarily, the problems are traffic access, fire and safety accessibility, visitor parking and slope failure. Earlier this year the property was sold to the Broadmoor Homes, and Broadmoor can request building permits for apartm per Specific Plan 33. However, the applicant wishes to build condominiums and is not satisfied with SP--33. The applicant has requested that the portion of SP-33 on the subject property be deleted and that development be approved to the condominium regulations. Staff agrees that there is no reason to carry this specific plan once the condominium permit is approved. -, e 0 * The applicant originally submitted plans for 348 units on the property, however, Secause of the topographical and geclogical constraints, as well as condominium regulations the plan went through various amendments to the latest on this development was the impact traffic would have on and off-site. Hosp Way will eventually go through Monroe Avenue The applicant originally proposed visitor parking on Hosp City's Traffic Consultant has recom.ended that all visitor parking be provided on site. As a result, the applicant modified the plans to those presently proposed, providinq all necessary visitor parking on site. On-site traffic circulation problems were alleviated by designing a looped on-site driveway. This driveway allows efficient owner and visitor circulation and also provides adequate fire access. The applicant will regrade Fortions of the site to decrease the slope of the driveways to less than 14%. The project, as proposed, does not show garage doors on the covered parking, even though part of the storage requirement is to be met within the garage. Staff, therefore, feels that the covered parking should be separated for each unit and have doors for security. A condition on this has been has agreed of the necessity of this condition. Being a large property covering nearly 30 acres, the recreat areas have been dispersed into 5 sites. All of these sites are easily accessible to the units being served and for the most part require very little pedestrian movement on drivewa or streets. Almost all sites can be reached by pedestrian walks. Staff suggested a stairway from the development to Marron Road. This will provide direct access to the shopping area. The applicant will be required to complete the sidewalk rrom -1 the stairway to the existin9 walk on the south side of Marron Avenue. With these conditions the staff and Planning Commission found that the project meets all the design and development standards of the condominium regulations and therefore proposal o€ 204 unL4s. One o€ the major I constraints we found Way. Because of the high volume of traffic expected, the recommended by the Planning Commission, and the applicant recommend approval, BP : ar 4/4/80 -2- e m < '. '. L STAFF REPORT DATE : March 12, 1980 TO : Planning Commis s icn FROM : Brian Milich, Assistant Planner SUBJECT: CT 79-27/CP-.44, SP-33(A) - BROADMOOR HOMES - 294 unit condominium development , west of El Camiiio Real and on the north and south sides of Hosp b7ay, including the amendment of a specific plan. I. BACKGROUND Description - The applicant is proposing h 294 unit condominium develoF on two parcels totaling 29.6 acres. The subject property has been previously graded and. is presently devoid of any significant vegetation. A number-of relatively long (son over 300 feet) narrow pads step down the site towards thc north, and a roadway along the western edge of the southc most parcel has been rough graded. Existing slopes rang€ in height frcm approximately 10 feet to over 50 feet, with some slopes at a l+:l inclination. Aproximately 90,000 cubic yards of additional grading is proposed in order to prepare the site for development. Each building will be three stories in height, containins anywhere from 12 to 18 units per building-, The dwelling: will range from one bedroom, 750 square feet, to 2 bedroc 1360 square feet, with a separate dwelling on each story ("flat-on-flat") . Existing Zoning and Land Use Site: F-C Vacant South : R-A-10 Vacant East: C-2 (a) r R-P (Q) Coinmerical , Partially Vat( West: P-C, R-A-LO Vacant General Plan Information 1. Land Use Element - The City's current Land Use Plan designates the major portion of the subject propert; for medium-high density (10-20 du/ac) residential development. In addition, the Land Use Plan also designates the slopes on the northern most parcel as open space. As proposed, the project would result in a net density of approximately 10 du/acre North: e-2 Comer ic a1 0 e ,. L 2. Public Facilities Element ---- - 5cwer Service; As a result of rmat litigation regarding sewer service in the Hosp Grove area, 360 edu's are immediately available for the subjec property. As proposed, sufficient sewer is preser available for the project. Schools: The subject property is located within t Carlsbad Unified School District. This district l- indicated by letter, that school facilities will k available concurrent with need for this developmer as it is proposed. Parks: of the subject property and the City of Carlsbad provides for the dedication of approxirately 7.5 acres of land at the northwestern most corner of Hosp Grove in conjunction with the development of -- An agreement between the previous owner's -- the subject property. Other Public Facilities: All other public facilit necessary to serve this project will not be availa concurrent with need. The Planning Commission may by inclusion of an appropriate condition, require that the project contribute to the costs of such facilities according to City Council Policy No. 17 Since the development would pa57 its appropriate share of public facilities it would require, the Planning Commission could be assured that the requirements of the Public Facilities Plement of the General Plan would be satisfied. - 3. Other Elements of the General Plan The project is consistent with all other elements the city's current General Plan. Environmental Impact Assessment Sased on an initial study of the project and a field investigation of the site, the Planning Dirt has determined that the project will have no significant impact on the environment and therefor has issued a Negative Declaration, Log No. 639, issued on February 18, 1980. History and Related Cases MP-1: On March 3, 1970, the City Council approved a master plan over the 163 acre area commonly knoI% as Hosp Grove. The subject property, which was included in this Plaster Plan, was designated for medium density residential. development. A total -c -- of 425 units was permittable on the subject proper -2- 0 e I+ 6 CT - 72-12/SP-33: On August 1, 1972, the Council approved a tentative tract map and specific plan Hosp Grove Apartmmts. A total of 532 residential units, located in two and three story buildings, were approved cn a total of 4 lots. Although the map was never finaled, grading permits were issued and the site was graded. (Note: a parcel map, PM-191, was approved for the site of the existing Hosp Grove Apartmenks, to permit developn in lieu of a final map). covering the suPjW p&wp%~ty and the ezrlsting 11. ANALYSIS Major Planning Considerakions 1. Has sufficient visitor parking, in conveniently accessible locations, been provided to serve all units? 2. Have both the pedestrian and vehicular circulatior systems been adequately designed to provide efficj on and of-site circulation? 3, Does the project meet the design criteria and development standards established by the city's condominium ordinance? Should the Specific Plan covering the subject property be amended or deleted entirely? 4. Discussion The proposed development has been subject to considera1 discussion between the applicant and staff regarding the project's overall design and provision of amenitie: Originally the applicant was proposing 348 units, with a substantially different pad and circulation design. As a result of staff's comments and concerns regarding among other things, the length of the private driveway: on and off-site circulation and parking along Hosp Way the plans have been significantly modified and the total number of units dropped to 294. As mentioned, a prinary concern of the original plans related to on and off-site circulation. In order to meet the setback standards for private driveways, the applicant was required to provide openings at both end: of the driveways, in addition to reducing their overal: length. setback standards, but also to ensure that adequate emergency access was provided to all dwellings and structures. This was necessary not only to meet the -3- 0 0 In addition to the driveway modifications, a second private street was required on the southernmost parcel. This was necessary to permit two points of ingress and egress into this area, wherein the greatest number of units are proposed. By providing this additional stree- on-site circulation was significantly improved. The city's consulting transportation engineer in a memo 15, 1980) hcs stated that the amount of traffic generat by the existing and proposed development along Hosp Way, between Plonroe Street and El Camino Real, in addit to any through traffic using this route, will approach and possibly exceed the desirable maximum traffic volum of this collector street. This, coupled with the numbe. of existing and proposed driveway openings along Hosp Way, has led the transportation consultant (with the concurrance of the City Engineer) to recommend that no credit be given for on-street parking along Eosp Way. Specifically, Hosp Way is not wide enough for both the required turn lanes and on-street parking. on-street parking would conflict with the sight distance necessary at the driveway openings. The applicant has modified the plans so that the provis of all required parking (both resident and visitor) is on-site. With regard to visitor parking, staff is concerfied with accessibility of the visitor spaces to certain units located in the southern and easternmost portions of the development. However, the applicant has indicated that additional parking in these areas can be provided, and staff is therefore satisfied that this issue can be handled as a condition of approval. In order to -satisfy the open recreation requirements, the applicant is proposing a combination of private and common recreation areas. Each unit will have a balcony which, given the site topography and building orientation, will provide each dwelling with a view either to the north or east. The common recreation area will consist of two "major" and four "minor" pool areas located throughout the development, sidering both the common and private recreation areas, the required 200 sq-ft,, per unit is met. the common areas have been well integrated into the overall design and function of the development. A condition has been included which requires additional pedestrian pathways and stairways in order to provide safer and more direct access to the common recreation areas. to the City Engineer (see atttached , dated February Also, Con- In addition, -4- a e The Spccific Plan approved for this site ISPd31 required a "spanish/mediterranean" architectural theme for all structures, to be consistent with the Plaza Canino Real Shopping Center. The elevations submitted by the applicant (Exhibit "A") reflects this condition and will not constitute a disruptive feature in this area. However, staff recommends that garage doors be installed on all parking structures for two reasons. First, the garage doors will serve to screen views of cars and other items stored in the parking structures. This is important from an aesthetic standpoint given the large number of parking structures arranged in a side-by-side fashion. The garage doors will reduce the dominant and also, the often cluttered appearance presented by carports. The garage doors will also provide additional secured storage space which is necessary to meet the storage requirements of the condominium ordinance. Although the applicant is presently proposing area within the feet requirexents, staff does not consider all of this area conveniently accessible, Thus, the garage doors are necessary to ensure compliance with the condominium regulations. Garage d.oor openers are also required since the garages are setback only 5 feet from the driveway edge. Finally staff is recommending, as a condition of appro\ that the portion of the Specific Plan covering the subject property be entirely deleted upon approval of this tentative map and condominum permit. The primary reason for this is that staff considers the plan approved under this Specific Plan to be inadequate and, all necessary development controls can and will be included as part of this tentative map and condominium permit. In effect, the Specific Plan is no longer necessary or desirable to control development of this site, parking structures that actually exceeds the 480 cubic 111. RECOMMENDATION: CT 79-27/CP-44 - Staff recommends that the Planning Commission forward E recommendation of APPROVAL of CT 79-27/CP-44 to the City Council based on the following findings and subjec to the following conditions: -5- 0 0 ST 9 F i nd in g s 1) The proposed project is consistent with the city's curr General Plan since the project meets the suggested maxi reserved along the northern most slope, and as conditic the development is consistent with all other elements c the General Plan and with the intent of the Specific P1 applied to this property. The site is physically suitable for the type and densit of the development since the site is adequate in size a shape to accommodate residential development at the proposed density and still meet all the requirements of the city's condominium ordinance and subdivision regulations. The project is consistent with all city public facilitk policies and ordinances since: a. Adequate sewer is immediately available to serve ---- denaiky 08 10 du)aeYa. AK h$a~ space corriaor '1 will be 2) 3) the proposed development. b. The Carlsbad Unified. School District has ensured that adequate school facilities will be available concurrent with need to serve this development. available to serve the development. c, Adequate water and gas and electric service will k d. All necessary public improvements have been either provided or will be required as conditions of appr All other public facilities necessary to serve the project will not be available concurrent with need The Planning Commission has, by inclusion of an appropriate condition, required that the project contribute to the costs of such facilities. Since the development will pay its proportionate share c the public facilities which it will require, the Planning Commission is satisfied that the requiren of the public facilities element of the General Plan have been satisfied. e. 4) The design of the project and all required improvements will not cause any significant environmental impacts, and a Declaration of Negative Environmental Impact has been issued by the Planning Director on February 1E 1980, Log No. 639. Chapter 21.47 (condominiums) since: 5) The proposed condominium project meets the criteria of -6- 0 0 >. .A a) The condominium meets the design criteria of Chapter 21.47.110 since the overall plan is comprehensive embracing land, buildings, landscapir ar,d their relationships, the driveways are not dominant r'eatures, and sufficient circulation and on-site amenities are provided. b) Storage space, Laundry facilities, open recreation areas, parking facilities, refuse areas, separate utilities and requirements of Section 21.47.130 have beer) fret or wiJ.J. be made conditions of approvi 6) The design of the subdivision and the proposed improvemt will not cause any serious public health problems. 7) The design of the sudivision and type of improvements ~7 not conflict with easements for public access through o use of the subject property. Conditions I) Approval is granted for GT 79-27/CP-44 as shown on - Exhibits A, €3, C, D C E to CT 79-27/CP-44 dated Februar 22, 1380, on file in the Planning Department and incorporated by reference. Development shall occur substantially as shown on these exhibits unless otherwi noted in these conditions. 2) The applicant shall prepare a reproducible copy of the final condominium site plan incorporating all requirements of the condominium permit approval and she be subject to the approval of the Planning Director prior to final map approval. 3) The subject property shall be subject to the RD-PI zonir standards as they relate to permitted and conditional uses, building height, and setbacks and yards. 4) Prior to approval of the final map, the applicant shall submit a revised landscape and irrigation plan subject to the approval of the Planninq Director. Said plan shall include changes to the landscaping as required bl the Parks and Recreation Director, plus additional pedestrian pathways, stairways, sidewalks and crosswall Said plan shall address adequate screening of all structures, in addition to convenient access between the units and the recreational open space areas and parking areas. embossed pedestrian crosswalks. southern and eastern most portions of the site shall b provided and shown on the final condominium site plan and final map, subject to the approval of the Planning Director. Said landscape plan shall also include 5) Additional visitor parking for units located in the -7- 0 e .. 6) All parking structures shall be individual garages, equiped with garage doors and garage door openers. 7) Fire retardent roofs shall be required on all structure 8) In order to provide for fire protection during the construction period, the applicant shall maintain pasab vehicular access to all buildings. on and off-site as required by the Fire Chief or his designee. In addition adequat fire hydrants with required fire flow8 tjhall be install 9) A report of a geotechnical investigation and a grading plan of the site shall be contracted by the applicant and submitted to the City Engineer prior to the issuanc of grading permits. The report shall be prepared by a civil engineer and a geologist licensed by the State of California and experienced erosion control and slope stability. At the conclusion of grading they shall prepare an "as-graded'' plan showing the grading as performed and the existing geologic conditions and they shall certify the adequacy of the site for development, 10) All cut mi3 fill slopes shall be no steeper than 2 horizontal to 1 vertical unless a geotechnical report by a registered civil engineer demonstrates that slope stability and erosion resistance of a steeper slope are adequate and it.is approved by the City Engineer. 11) All exposed slopes shall be hydroseeded by the applicar or otherwise stabilized immediately upon completion of grading activities. 12) All previously manufactured slopes which are to remain essentially intact shall be smoothed, recompacted and hydroseeded, 13) No grading may be performed during the rainy season (November 1 to April 15) unless an erosion control plan - including desiltation basins, etc.,- is submitted as part of the grading plan and is approved by the City Engineer. 14) All private streets and drainage systems shall be maintained by the homeowner's association in perpetuitl This requirement shall be included in the CCSrR's. Thi: condition excludes all drainage easements granted to the City of Carlsbad. -8- 0 e ', * 15) The maximum grade on any private street shall not excee 14%. Streets with grades in excess of 12% shall be paned with portland cement concrete, 16) The design of all private streets and drainage shall be approved by the City Engj-neer, The structural section of all private streets shall conform to the City of Carlsbad standards based on R-value tests. All private streets and drainage shall be inspected by the city and standard improvement plan check and inspection fee shall be paid. 17) Any remaining public improvements in the El Camino Real and Hosp Way half street sections along the subdivision frontage (sidewalks, concrete median curb, street light or others) shall be installed to conform to the City of Carlsbad standards prior to recordation of the final map. 18) An improvement agreement shall be entered into and a bond posted to insure the future construction of the Elm Avenue half street section along the subdivision frontage prior to recordation of the final map. 19) Hosp Way shall be dedicated and improved to City of Carlsbad standards based on a 60 foot right-of-way width and shall be extended off-site to Monroe Street prior to tP.e recordation of the final map. The develos shall secure any additional land required to fulfill this condition. 20) Street trees cf a variety approved by the Parks and Recreation Department shall be installed to city specif at 40 foot intervals along all public street frontages. 21) The developer shall install standard city street lights along all public and private street frontages to the satisfaction of the City Engineer. 22) The water distribution and sewage collection systems shall be subject to the approval of the City of Carlsbz and shall be dedicated to the city together with the necessary easements free of liens and encumbrances pric to the recordation of the final map. 23) Land for park purposes shall be dedicated and/or park-in-lieu fees shall be paid to the city prior to the approval of the final map, as per Chapter 20.44 of the city's subdivision recplations and any other exist: agreements between the present or previous owners of the subject property and the City of Carlsbad. Any required dedication shall occur prior to recordation of the final map. -9- e 0 I. * 24) Prior to final map approval, the applicant shall guarantt to the satisfaction of the City Engineer that the slopes on the subject property along Marron Road and El Camino Real shall be privately maintained as open space. 25) This approval is expressly conditioned on the payment by the' applicant of a public facilities fee as required by the City Council Policy No. 17, dated August 29, 1979, on file with the City Clerk and incorporated herein by reference, and according to the agreement executed by the applicant for payment of said fee. A copy of that agreentent, dated March 4, 1980, is on file with the City Clerk and incorporated herein by reference. If said fee is not paid as promised, this application will not be consistent with the General Plan and the project cannot proceed and this approval shall be void. 26) No individual lots may be sold separately and all lots are to remain in common ownership in perpetuity. A condition requiring this shall be placed in the CC&R's and subject to the approval of the City Engineer prior t the final map approval. Applicant shall submit a street name list consistent with city policy subject to Planning Director approval prior to recordation of the final map. The applicant shall agree to modify the proposed interic lot lines as required by the City Engineer so as to ailc 27) 28) access for each lot to a public right-of-way. Recommendation (SP-33 (A) Staff recommends that the Planning Commission forward a recommendation of APPROVAL of SP-33(A) deleting this Specific Plan from the subject property, only if CT 79-27/CP-44 is approved, to the City Council based on the following findings and subject to the following conditions: Findings 1) The deletion of this Specific Plan is desirable since the intent of the Specific Plan is maintained through the approval of CT 79-27/CP-44 and adequate conditions have been imposed on CT 79-27/CP-44 to cover all of the concerns previously addressed by SP-33. -. 2) The proposed development is consistent with all element! of the city's General Plan. The Specific Plan will be deleted from the subject property only if CT 79-27/CP-44, and the developmental controls contained therein, is approved. 3) -10- 0 a * 4) The deletion of the Specific Plan will not result in any significant environmental impacts as noted in the negative declaration issued for this project dated . WJLCIqlLy hl, 1980, hog Io. 639. Condition:,: - I) All reference of SP-33 to the subject property, as delineated on Exhibit "A" to CT 79-27/CP-44/SP-33 (A) dated February 22, 1980, shall be deleted only upon the approval of CT 79-27/CP-44. If CT 79-27/CP-44 is denied, then so shall SP-33(A), and the Specific Plan covering this property shall remain in existance. BM:BII:ar Exhibits i?%ci%:T& A, B, C, D & E to CT 79-27/CP-44/SP-33 (A), 2/22/80 Location Map Letter from Kent Whitson .to Les Evans, Disclosure Form 2/15/80 -11- Y L>*AJ & s-A?i74 q f+ ~Jater Dis Lrict : mm \ 0 :. !j f . ,' e .&", .* *'. / ., *-. Y ( 1 / tt 1 f <,ftcr ~.I,C .inforinat.jon you ~iavc stiImittwI h~:; been rcvicrwd, i& is dct.crmir:od i:]lat: fuj::iior il\for:mt.ioi> Is rIcqui red, ycu will IX SO adviscd, . Broadnoor Homes . ~'LJ C*:.I'.r : a96Lb5on..o.f. ..Clens_tilr.~.ev.el.o.p~~nt. J.nc--..- -_I-- . I?;;IIK? (j IIC~ iv i iici,il , )'.I i.!.ii(.i.~;Ii ii), joi.iit: vcn turc , coriwrati on, synti i CJ 3911 Sorrento Valley Blvd., Suite B S3LDj2LLOL ..c4.9??_21 .--._--I _--- 13u siiic? I; ii Tdctr CS:; -- 714/455-6200 ---_-.._.--.I__-. Tc3 cplioiio I.!iiirikr For details of this publicly owned corporation see annual report i -_._____ -I- .-- IiGCIiT : J4anic - -______ Business .Address ----_ --- Ycl cplianc Iiui:Ibcl: __~_____.-I_-- 14l2I4rXP2S : __ --- h'aine (jixiividual, jxirtrier, joj.nt liOrr,C Addresr; _r vcii ture, corpora ti 011, syndication 1 __________.-_ 1h:s i iic s s liddr c ss ___ ____-___- ~ --- Telcplione Number I- Tc 1.cphon C. N mimr I - --- Name liome Address --- --____--- , Business Address ___--.--- -I_ - ----.-_c Te le phonc N u:nl.)cr Telcphoiie Kumbcr -- - I - - -I_ c_ - -- (At,tach more sliccts if necessary) I/wc dec1;ii-c uiic?cr pc11~1 ty of l~c!i:jury that tlic j iiformatj.on ccntaincd in this cl.osurc j.s tl-urt and coxrcci: 21x1 tliat it will. i:(iiii~in true aid correct arid rniiy 1:cljc;d u)mn 11:; beincj truc '11 ! c:ori:cct until sirlcindcd. Broadmoor' Homes _SDM snq_amst icB&.pnen.t A]q)licaiiL 7- %ai.* -F&&J ' %cAGs:it, owiu!i-, 1'art.iicr . floiigfas E, Bradley Senior Vice President San Diego Regional llanager .. -- . _- __ . - --- - .. .t -. ., . .. ... ,~ .. -.. .. = ._ .- . .. .. ., .- . .. .- .. , I - *. -. -. .. :. . ~. -. - .. ~. .. . .. ,. -. -. *-.A. -. . -. .i a. : .. s- _.. , .- -. . . 1 .. .. =. :e, . .. .. .. .. .. A ._ .. , .